Capital Hill PUD Page 62 of 67 <br />Planned Unit Development Application - Tentative Stage - Written Statement <br />March 3, 2017 (Revised:June 19, 2017, August 22, 2017) <br />motor vehicle traffic will be local. Potential impacts that may arise as a result of this development are <br />mitigated through the dead-end street. <br />A traditional subdivision design for this property would have resulted in approximately 65 single family <br />lots and 65 peak hour trips. By preserving over 33% of the site in open space and designing with only <br />33 lots (6 existing units), this development proposes less peak hour trips than would be generated by a <br />development that maximizes the density. (See attached Traffic Safety Study). These additional peak <br />hour trips on a local street doesn't make the development incompatible nor lead to the creation of <br />excessive traffic impacts. <br />The expectation is that the proposed lots will attract a variety of potential property owners that will build <br />homes that meet the current land use code for development in R-1 properties. Building height is limited <br />and no flexibility has been requested through this PUD process. The CCRs (not yet developed) may <br />provide some control over building size, color, and other such details to ensure proposed development <br />tits neatly into the existing residential and forested context. <br />This property is expected to generate no more noise than any other residential development. <br />Stormwater runoff and environmental quality have been addressed previously in this written statement. <br />(12)The proposed development shall be reasonably compatible and harmonious with adjacent and nearby <br />land uses. <br />Adjacent and nearby land uses to the west and south are primarily residential in use and character. <br />Uses to the east and north are recreational and include both Hendricks Park and the Ribbon Trail.. <br />Many individuals walk and bike along Capital Drive to get to and from Hendricks Park. Providing <br />residential dwellings in a residential neighborhood with directly abutting recreational uses makes the <br />proposed development compatible with surrounding uses. See (11) above. <br />Architectural Elements <br />The words "compatible" and "harmonious" have no definition in the land use code, which means a <br />discussion of these qualities is purely subjective and open to much interpretation. There is nothing <br />clear or objective about this criterion. <br />It is difficult for both the applicant and the city staff to evaluate objectively, so we provide the following <br />as support for the proposed development. <br />This neighborhood is a mix, with respect to architectural styles and materials, of a low quality <br />apartment building (3 unit), traditional single family detached homes, and high quality and large single <br />family homes. These dwellings vary in their construction quality and maintenance. <br />Given the varied nature of the existing neighborhood, one could construe that "reasonable and <br />harmonious" could mean that the proposed development will have units that are: <br />• Residential <br />• Single family detached <br />• Single family attached <br />• One and 2 story homes <br />• Eclectic in style <br />• Varied in parking options (i.e. garages, no garages, carports) <br />In other words, much like the character of many neighborhoods in Eugene. Below are some examples <br />of the structures that are typical to this neighborhood: <br />Schirmer Satre Group • 375 West 4 m Avenue, Suite 201, Eugene, OR 97401 • (541) 686-4540 <br />